Citation
Analysis and evaluation of Great Taipei new town with standpoint of real estate development in Taiwan

Material Information

Title:
Analysis and evaluation of Great Taipei new town with standpoint of real estate development in Taiwan
Creator:
Jye-Rwei, Chen
Place of Publication:
Denver, Colo.
Publisher:
University of Colorado Denver
Publication Date:
Language:
English
Physical Description:
41 leaves : illustrations (some color), maps ; 28 cm

Thesis/Dissertation Information

Degree:
Master of Architecture
Degree Grantor:
University of Colorado Denver
Degree Divisions:
College of Architecture and Planning, CU Denver
Degree Disciplines:
Architecture
Committee Chair:
Boonyatikarn, Soontorn
Committee Members:
Kindig, Robert W.

Subjects

Subjects / Keywords:
New towns -- Taiwan -- Taipei ( lcsh )
Real estate development -- Taiwan ( lcsh )
New towns ( fast )
Real estate development ( fast )
Taiwan ( fast )
Taiwan -- Taipei ( fast )
Genre:
theses ( marcgt )
non-fiction ( marcgt )

Notes

General Note:
At head of title: Research report.
General Note:
Submitted in partial fulfillment of the requirements for thesis research and programming, Master of Architecture, College of Architecture and Planning.
General Note:
"Post professional program."
Statement of Responsibility:
presented by Chen Jye-Rwei.

Record Information

Source Institution:
University of Colorado Denver
Holding Location:
Auraria Library
Rights Management:
All applicable rights reserved by the source institution and holding location.
Resource Identifier:
24324861 ( OCLC )
ocm24324861
Classification:
LD1190.A72 1990 .J83 ( lcc )

Full Text
RESEARCH REPORT
ANALYSIS AND EVALUATION OF
GREAT TAIPEI NEW TOWN WITH
STANDPOINT OF REAL ESTATE
DEVELOPMENT IN TAIWAN
presented by
CHEN JYE-RWEI
A RESEARCH REPORT SUBMITTED IN PARTIAL FULFILLMENT OF THE
REQUIREMENTS FOR THESIS RESEARCH AND PROGRAMMING
DEGREE OF MASTER OF ARCHITECTURE
POST PROFESSIONAL PROGRAM
SCHOOL OF ARCHITECTURE AND PLANNING
UNIVERSITY OF COLORADO AT DENVER
SPRING, 1990


ANALYSIS AND EVALUATION OF GREAT TAIPEI NEW TOWN PROJECT
WITH STANDPOINT OF REAL ESTATE DEVELOPMENT
TABLE OF CONTENTS:
1. Introduction: --------------------------------------------------------1
2. Objectives and Methodology : ----------------------------------------2
3. Process of development of new towns in Taiwan: ----------------------4
a. Government investment in building the new towns: ------------------4
b. private investment in new towns: ----------------------------------8
4. Study of present status of development: -----------------------------11
a. development of housing units: ------------------------------------11
b. public facilities: -----------------------------------------------12
5. Analysis of planned contents of Great Taipei New Town: --------------14
a. environment background of development: ---------------------------14
b. objectives and concept of the development: -----------------------17
c. the planned population and density of population: ----------------23
d. number of years for completion of the projects: ------------------23
e. land utilization: ------------------------------------------------23
f. pubiic facilities: -----------------------------------------------25
g. road system: -----------------------------------------------------28
h. management and maintenance of this community: --------------------30
6. Analysis of future Prospects : --------------------------------------34
a. the Second High-way (from Shihchih to Chutung): ------------------34
b. MRT system for Taipei Metropolitan Area: -------------------------34
c. River-side express road: -----------------------------------------36
7. Conclusion and Evaluation : ----------------------------------------37


RESEARCH TITLE: Analysis and evaluation of Great Taipei New Town project with standpoint of real estate development in Taiwan
PRESENTED BY: Chen Jye-Rwei
ADVISOR: Prof. SOONTORN BOONYATIKARN Prof. ROBERT W. KINDIG
ACADEMIC YEAR: SPRING, 1990
Approved by School of Architecture and Planning, University of Colorado
at Denver in partial fulfillment of the requirements for Thesis Research
and Programming.
-------------------------------------------Committee advisor
(proff. Soontorn Boonyatikarn, D. Arch)
(proff. Robert W. Kindig, A.IfvA.)
Committee advisor


ACKNOWLEDGEMENT
This work has been done with the help of Professor Soontorn
Boonyatikarn, the director of the Technology Lab, and strong
encouragement of professor Robert W. Kindig in the School of
Architecture and Planning at the University of Colorado at
Denver. Deep thanks to Professor Yuk Lee, the associate dean
of the School Architecture and Planning, and Professor Peter V
Schaeffer, the director of Urban and Regional Planning, const-
ructive and helpful comments.


ANALYSIS AND EVALUATION OF GREAT TAIPEI NEW TOWN PROJECT
WITH STANDPOINT OF REAL ESTATE DEVELOPMENT
(1). Introduction:
Taiwan lies about 120 miles southeast off the coast of the
China mainland across the Taiwan Straits. Over the recent years,
Taiwan saw an annual population increase of 350,000 persons. In
1952, the urban population in Taiwan accounted for 46% of the
total, and 78% of the total of the urban population growth in
1988.(Urban and Regional Development Statistics of Taiwan, 1989)
(URDS). Thus, urban problems began to grow and spread to all the
major cities. Taipei city, which is centered at Taipei Metropolitan
area, sees the highest rates of population density and population
increase at the present.(URDS) In order to see a balanced deve-
lopment in the aspects of urban reconstruction social and
economic reconstruction in Taiwan, the Taiwan government mapped
out a rationalized population distribution policy which includes
planned new towns development in order to alleviate the problem
of over-concentration of urban population.
Great Taipei New Town is a private investment project deve-
loped by the Yeong Horng Development company to follow the gove-
rnment policy. This community is characterized by a totally new
construction with evident of the boundaries and adequate and
1


convenient public facilities and installations for a comfort
living condition. This plan calls for the construction of 3,000
units for the accommodation of 13,400 persons that will at least
alleviate a portion of the pressure of population density in
the Taipei Metropolitan area. Besides, government policy will
built the second High-way (from Shihchih to Chutung), MRT system
for Taipei Metropolitan Area and River-side express road to
encourage and follow the private development investment.
(2). OBJECTIVES :
1: to study the trends of development of new towns in Taiwan
2: to study the land distribution and plan contents of the
Great Taipei New Town community.
3: to study present status and future prospects of Great
Taipei New Town.
4: evaluation and conclusion.
*. METHODOLOGY:
1: from government's economic reconstruction programs, to
analyze government and private investment in building
the new town to be development background of new town.
2: from Great Taipei New Town company's development concept
, objectives and land distribution ,to analyze the land
plan contents.
2


3: from Mass Transit Systems programs of Taipei Metropolitan
area under planning or in progress to analyze whether
they will benefit this community.
4: from purchasers' data occupied housing units and
population ,which from real estate company ,to analyze
present status of development background and motives
of purchasers.
5: interview developers of this project, the result will
be used to evaluate and examine the Great Taipei New
Town.
In consideration of rationalized control for gradual
development of this new town and for the purpose of
effective use of land in this area, we expect that Great
Taipei New Town can provide housing, shopping, transport-
ion, and recreation facilities for the development of
self-sufficient new town with multi-functional facilities.
3


3. Process of development of new towns in Taiwan: -------------------4
a. Government investment in building the new towns: --------------4
b. private investment in new towns: ------------------------------8


(3). Process of development of new town in Taiwan
A. Government investment in building the new towns
(I). Natural environment:
Taiwan lies about 192 km (120 miles)
southeast off the coast off the coast of
the China mainland across the Taiwan Straits
Taiwan has a total area of 35,989 sq.km
(13,895 sq. miles) including 79 offshore
islets. The Central Mountain Range that
extands from the north to the south divides
Taiwan into two parts: the upland of the
east and the plains of the west. About two
thirds of the island are mountains while
the remaining one third is fertile arable
land that lies mainly on the western part
of the island. The climate is semi-tropical, with high mean
temperature and high annual rainfall. The natural resources are
limited.


(II) . Population and Urban Hierarchy :
In 1988, Taiwan has a total population of 19 million
mainly distributed on the western plains, of which some 70% is
urban population. The largest city is the nation's capital ,
Taipei, located in the north ,with 2.6 millon inhabitants. The
second largest city, Kaohsiung, in the south, is an industrial
city with a good port and a population of 1.2 million. The third
largest cities, Taichung and Tainan, located in central and
southern Taiwan respectively have passed the mark of 500,000
people. There are 20 other cities which have population of over
100,000. (Council for Economic Planning and Development ,1989).
(III) . Division of Planning Regions :
In consideration of the physical environment, government
administrative structive distribution of the major cities,
agricultural and industrial belts, and other related factors,
Taiwan is divided into four planning regions; i.e.. Northern
Region, Southern Region, Central Region, and the Eastern Region.
In terms of urban development, the fastest growing region is
the Northern one, and the slowest one is the Eastern. Both the
Central and Southern Regions lie between the two extremes. In
other words, disparities exist among the regions both in the
economic structive and the population distribution.
(IV) . Economic Development :
5


Taiwan's economy was traditionally based on agricultural
production. However, since the implementation of its four-year
economic development plan, which began in 1953, Taiwan has
witness a rapid economic grouth, resulting in an accelerated
increase in gross national product (GNP) and per captia income.
Above all, Taiwan has been a transformation from an agricultural
economy into an industrial economy .
GHOSS NATIONAL PHOOtJCT
Average annual GNP
growth (%).
1968
1950S 1960S | 1970S VJBti 1987 1-TH8
Source : Taiwan
Economic Development
(V). Government investment in building the new towns
The rapid economic development and industrialization in
Taiwan over the recent years has also brought about an explosive
urban growth in which the population has migrated from rural
communities to cities significantily.
In 1952, the urban population in Taiwan accounted for 46%
of the total and the number of urban centers with a population
over 50,000 was 12, while the Taipei Metropolitan Area was just
beginning. By 1982, the Taiwan urban population rose to 68% of
the total, and the number of urban centers with a population
6


of over 50,000 increased to 73. Thus, urban problems began to
grow and spread to all the major cities such as Taipei, Kaohsiung
, Tainan, and Taichung, as well as surrounding cities. In the
1980's, of the 297 rural townships, 245 of them had lost a total
of 151,000 persons to a few urban centers.
Over the recent years, Taiwan saw an annual population
increase of 350,000 persons; Taipei Metropolitan Area had a
share of 100,000 persons, indicating the highest distribution of
population increase in northern Taiwan. Taipei Metropolitan
Area which is centered at Taipei City sees the highest rates of
population density and population increase at the present. In
order to see a balanced development in the aspects of urban
reconstruction, social and economic reconstruction in Taiwan,
the government should map out a rationalized population distri-
bution policy in addition to the reconstruction of new towns and
cities so as to alleviate the problem of over-concentration of
urban population. Besides, this program will create a better
environment in the new towns which serve as satellites of the
metropolitan centers so as to assure a balanced regional devel-
opment that will cope with the requirements for housing and
recreation for the next decade.
Under the government's economic reconstruction programs,
regional development calls for reconstruction of new towns in
Linkou, Nankan, Taichung Port, Ta-ping-ding, and Cheng-ching-
7


B. Private investment in new towns :
As a result of the migration in large scale from rural areas
to cities over the recent years traffic load in cities has
increased heavily, while city dwellers share less space of public
installations. Thus, urban problems have been on the increase
similar to those experienced by the world's major cities in which
city workers wish to live in the countryside for fresh air, serene
surroundings, better views and living condition, complete public
installations, friendships with the neighbors, as well as a socity
with humanity for which they have to commute between city and the
suburban area.
In Taiwan, there are few cases in which private investors
made investments in building new towns. Prior to 1978, a number
of investors made investments in building up "new communities"
mainly in the flank of metropolitan area. However, the size
of such new communities was rather limited to the scope of
accommodating a population ranging from 2,000 to 3,000 persons
, where the number of public installations was scarcesay just
a small size retail store, a swimming pool, or a tennis court
so that the majority of daily necessity of the dwellers in
the communities would have to be procured from outside. Besides
, the majority of the said community did not have any apparent
separation from other neighborhoods so that they failed to create
" a feeling of cognizance of the community" except for the Garden
B


New Town. In the case of housing construction in line with the
planning for a new town, the Great Taipei New Town, which started
their planning and construction in 1978, is an unprecedented one
in Taiwan. This new town is characterized by a totally new const-
ruction, with an evident demarcation of the boundaries, adequate,
convenient public facilities and installation for a comfort
living condition. Most important of all is the fact that the
inhabitants of this new town have received the benefits of comm-
unity management and maintence so that they have produced a high
degree of cognizance of the community which assures great sucess
in the development of the Great Taipei New Town.
Great Taipei New Town
0


hu. Upon the completion of the development, the five new towns
mentioned above can be expected to accommodate one million people.
Since they are close to the metropolitan centers, their full
development will greatly contribute to the alleviation of over-
population problem in Taipei, Taichung, and Koahsiung Metropolitan
Centers. The land of the five new towns scheduled for development
is either of slope or low grade of farmland, and the objective
of such development is not only to disperse the concentrated
population of the cities, but also to make effective use of the
land so as to realize the purpose of urbanized country while
the country-sides may enjoy the conveniences of city facilities.
Presently, the government has set up high priority to the devel-
opment of such new towns as Linkou, Taichung Port, and Ta-ping-
ding.
1Q


4. Study of present status of development:
a. development of housing units: -------------------------------11
b. public facilities: ------------------------------------------12
9


(4). Study Of Present Status Of Development
A. Development of housing units
As of 1988, Great-Taipei-New-Town have completed construction
of 300 housing units, and among them 200 units have been occupied
and the population is about 1,000 persons. The size of the units
ranges from 1,200 sq.ft to 3,500 sq.ft approximately. The major-
ity of the units are of the independent structures, while the
rest include Patio Homes and Court Yard Houses. They plan to
construct condominiums and the cluster housing units at a later
phase.
The neighborhood center


B. Public facilities :
Today, Great-Taipei-New-Town have
completed such facilities as the country
clubs, swimming pool, supermarket,
beauty parlours, billards room, Chinese
restaurants, western restaurants ,
conference hall, display room, tennis
courts, golf driving range, basketball
court, volley-ball area, postal office
, green gardens, park, barbeque area,
childrens' playgrounds, walking paths,
deer range, bird raising area, and
patrol stations for the guards.
Projects in progress include the
community center (under phase I cons-
truction), golf course, and swimming
pool (Phase II construction).
The modle of future town center
The nursery
12


Other completed installations include tap water, power
supply system, telephone system, road-side lamps, rainwater
drainage, sewage drainage, underground drainage, road system
, and road signs.
si ro


5. Analysis of planned contents of Great Taipei New Town:
a. environment background of development: -----------------------14
b. objectives and concept of the development: -------------------17
c. the planned population and density of population: ------------23
d. number of years for completion of the projects: --------------23
e. land utilization: --------------------------------------------23
f. pubiic facilities: -------------------------------------------25
g. road system: -------------------------------------------------28
h. management and maintenance of this community: ----------------30
Illustration diagram for development of
different stages and areas


(5). Analysis Of Planned contents Of Great Taipei New Town
(A). Environment background of development :
(I). Geographic location:
/ s
l. 'l /I


Taipei City situated in the north Taiwan Province. It is the
largest city of the Taiwan area and is also the central city of
Taipei Metropolitan Area, where as Hsintien City lies to the south
of Taipei City, a suburban of the latter. The Great Taipei New Town
occupies the slope that is located to the south of Taipei City and
Hsintien City. The Great Taipei New Town is about 20 km from center
of Taipei City, 40 minutes by car, and some 6 km away from Hsintien
City about 10 minutes by car. Generally, people in Taipei City
move toward four directions, and the area where Great Taipei New
Town situated is the final destination for those people who move
southwards. People from Taipei City may move southward across
Hsintien City along Pei-hsin Road; upon passing the Pi-tan Bridge
, they may turn to the right and continue along An-kang Road for
some 200 meters before turning left to Hua Cheng Road which is
some 6 km away the Great Taipei New Town.
(II). A history of the development of Great Taipei New Town
Prior to 1978, the location of Great Taipei New Town used to be
tea plantation which produced the renowned Wenshan Tea." However,
after the tea farmers had foresaken the land grass and bushes
prevailed there and no access or utilities were available thers. In
1978, this company procured the slope for construction of Wenshan New
Community. Upon having obtained from Taipei County Government the pe-
rmit for such construction project, The development company proceeded
15


with ground preparation and arranged for the supply of water and
electricity. In 1981, they change the name of the project to "
Great Taipei New Town. In Dec. 1982, they drafted their own
detailed development planning commensurate with the guidance of
" Plan for special water resource area in Taipei Basin, which
became effective as from its promulgation in June 1986; thus they
made full development of the project in line with government laws
and regulation.
(III). Natural environment :
Great Taipei New Town is situated in a single-side slope that
declines from north-west to south-east with an area ranging from
200 meters to 600 meters, where it has an annual average wind speed
at 7.9 m/sec and rainfall about 2,500 mm per year, plus average
temperature at 74 F. The Huang-ku Streamlet lies at the foot of
the slope, where water flows years around. Generally the terrain
features of this New Town present a slope surrounded by mountains
at three sides with a good view and picturesque landscape.
1B


(B). Objectives of the development :
(a) . A new town to be developed under an integral planning.
Great Taipei New Town is the product of the integral
planning and consideration that meets with the ideal devel-
opment of new community.
(b) . A new town with multi-functional facilities.
The development of new town is aimed at the provision of
multi-functions (such as housing, shopping, transportation ,
and recreation facilities) and such public installations as
drainage system, sewage water treatment plant, school, and
shopping center as required for the self-sufficient new town.
(c) . An elegant and comfort surrounding for living.
On the strength of the sound planning under an integral
plan for development plus provision of multi-function facil-
ities, developers are in a position to offer a most desirable
living space characterized by elegance and comfort.
(d) . Availability of safe and convenient transportation system.
The transportation system of this New Town is so designed
as to serve the purpose of safety and convenience and in
connection with the various main lines of transportation of
Taipei City. In addition, road nets will also be constructed
inside the new town.
(e) . Availability of large variety of types of construction


Housing units within this New Town include a large variety
of models and areas, such as the independent units, the twin
units, and the cluster that will be suited for different cust-
omers. This will form a new community with inhabitants from
various levels of society for a balanced integrity where
children can grow in a healthy surrounding.
(f) . A new town with a variety of views.
In addition to maintaining the natural ecology for which
developers will reserve big area of green plants, they will also
plant a large variety of plants and trees in keeping with
different sectors so as to serve the purpose of integral plan-
ning and interesting variety.
(g) . Sound community development and management.
Besides such hardware as civil development and construct-
ion developers also emphasize software for the creation and
maintenance of superb living standard in future. For this, they
will set up systems to organize the occupants and train them
to participate in the maintenance and adminintration of this
community in a democratic manner.
Sewaae treatment plant of the community
Golf driving range
1R


(h). Alleviation of the pressure of population density in the
Taipei Metropolitan area.
Development planning calls for the construction of 3,000
units for the accommodation of 13,400 persons that will at
least alleviate a portion of the pressure of population density
in the Taipei Metropolitan area.
The main entrance of The Great Taipei New Town
'l a


* The concept of the planning:
Great Taipei New Town is one of the first "Planning Unit Deve-
lopment in Taiwan. Unlike the conventional concept, this new
town is developed under an integral planning for a large variety
of housing units. Development planning offers maximal flexib-
ility in the area of the foundation land, model or type of the
units, density, rate of construction coverage, and the reserved
empty space. This will assure adequate space for layout as well
as space for outdoor activities, while the housing units can be
constructed in the form of condominiums with the preservation
of natural views and environment However, the prevailing law
does not have provision for encouragement of outstanding planning
for housing projects.
Engineering principles of PUD (Planned Unit Development):
(a). Transportation system:
The system will be comprised of three kinds of road
systems, that is the main road, collective roads, and the
access roads to the individual housing units so as to assure
a maximal capacity of traffic loads and to prevent automobi-
les from passing by the residential sectors as well as the
monotonous arrangement of road nets in the form of chess
boards as the conventional one so as to present a better
view in the community.
on


(b) . Planning for integral walk system inside the new town:
(c) . Planning for conduits for the public facilities and
installation:
Such as drainage piping, power
lines and phone lines without
the necessity for arrangement
of conduits along road system,
(d). Preservation of the original
characteristics of the base
of this new town:
Sill SCAB
JEIGHBCHHOOB CEHTEE
TOM CESTER
/
Fsecoidar! ioab
Mil SCABS ADJACEIT
TO THIS COfflCIITT
f.Sl-***
Traffic conception diagram :
To keep all the natural views,
such as old trees, topography,
and water flow, protecting them
from being damaged by road con-
stuction.
(e). Proper layout of housing units
on the foundation land:
Emphasis will be given to the
assurance of adequate outdoor
space for the individual housing
units in keeping with the maint-
enance of privacy.
Advantages of the integrated deve-
lopment :
Open space conception diagram :
Pedestrian system conception diagram!
21


*. To cut down construction costs for the housing units.
*. To construct the housing units in a large variety of
models to suit the tastes of the customers.
*. To preserve the natural characteristics of the area.
*. To arrange proper location for schools and shopping
centers.
*. To reduce total area of roads.
*. To promote better efficiency of the public installaton.
*. To assure better drainage system and reduce work load in
ground preparation.
In short, the PUD will not only provide better living
surroundings but also offer large variety of housing types
for the occupants with different incomes to live in the
identical better living circumstances that will mean a har-
moneous society.
Neighborhood unit Court Yard House, to share the
conception diagram kindness of a neighborhood
o o


(C) . The planned population and density of population:
The planning for this new town calls for the construction
of 3,000 housing units to accommodate a total of 13,500 inhab-
itants as based on 4.5 persons per family. This planning will
cover a land of 368.34 hectares in total including 148.34
hectares for the protected area and 220 hectares for urban
development. Living space for total housing units will be 163.9
hectares that excludes the land for public installation, and the
net population density will be 83 persons per hectare .
(D) . Number of years for completion of the projects:
The projects will be completed in 20 years, commencing from
1981 and ending in 2001.
(E) . Land utilization:
To cope with the limit of terrain features of the slope where
this plan is executed, Developers divide the three mountain ridge
into 4 sectors for construction purposes. For better use of the
foundation land, they plan to use the land in the form of "Double
Nucleus", so as to enable each sector to match with the planned
models for construction.
(I). Residential sectors:
Environmental planning for the residental sector is to assue
serenity for living safety and sanitation. In consideration of


such limitation factors as objectives for the planning, the
principles of the planning, terrain features, and constraint on
development, this development will be based on the neighborhood
unit. To deal with the limitation of topography, the planning
comprises two sub-units that is the north and the south The
northern sub-unit has an area of 86.14 hectares for accomodation
of 6,700 persons, whereas that of the southern sub-unit has 77.76
hectares for the accomodation of 6,800 persons. Total area of res-
idential sectors will be 163.9 hectares that accounts for 44.5% of
total land in this new town.
(II) . Community centers:
This plan calls for establishment of one each community center
for the northern and the southern sub-units, that are designed to
provide the residents of the new town with the necessary services.
The area of community centers for the northern sub-unit will be
1.78 hectares, totalling 6.1 hectares, or 1.66% of the total land.
(III) . Conservation sectors:
In consideration of the fact that this area is divided by three
mountain ridges and the relative sheer slopes formed by the mountain
ridges, and for the purpose of conservation of water resources and
soil conservation, Developers set up a plan to designate the said
area for conservancy which covers an area of 148.34 hectares, or
40.27% of total land in this new town. (Table of area distribution
of Great Taipei New Town).
<> s\


(F). Public installations:
To assure high-quality living circumstances, convenience, and
effective service installations for the inhabitants in this new
town, development planning emphasizes that the facilities and
installations are for the public benefit for which developers
construct public installations in keeping with the scope of
rationalized services.
*. Land for government offices construction:
To cope with the requirement
for such office building for social
order maintenance and administration
of local government, post office
service, telecommunications, and
fire-fighting, as well as those for
recreational purpose and meeting of
residents of this new town, developers!
allotted a land of 0.29 hectares in
two places for such constructions.
*. Land for school construction:
In consideration of the size of
this new town that calls for the
establishment of one primary school
for which they allotted 2.7 hectares
Palm Spring Park one of the park system
CO Fi


of land for such construction of school in the southern sub-
unit .
*. Retail markets:
To provide a reasonable service of retail markets, developers
planned to construct 4 retail markets in this new town for
supply of the daily necessities to the inhabitants of the new
town that calls for 1.4 hectares of the land.
*. Parking lots:
Aside from the private parking garages for the individual hou-
sing units, developers also planned to allot 1.29 hectares of land
for 9 parking lots to satisfy the requirement for the community
center and the area for construction of governmental agencies.
*. Children playgrounds:
While this community has merit of a picturesque environment
together with spacious outdoor space, and for the purpose of up-
graded living standard, developers planned 6 children playgrounds
at the suitable places in the various residential sectors that
will occupy 1.65 hectares of land in total.
*. Parks:
Park system is one of the most important items of public
facilities in the construction of new towns or cities, which
will not only offer suitable space for recreation of local
residents, but also improve living quality as well. For this,
developers allotted 9.65 hectares of land for park construction
P R


in keeping with their objectives as well as future tendency.
Greenbelts:
In coping with topographic limits and for the purpose of
maximizing land utilization as well as increase in the open
space for this new town, developers allotted 0.56 hectares of
land for greenbelt purposes.
The area for public installations for this new town is
calculated in line with the criterion under The implementing
procedures on the periodical overview over urban plan."
Fu kang park, a unity of playground and park


(G). Plan for road system:
In keeping with future development of this new town, and in
consideration of different functions and capacity of the various
sectors of this new town roads will be classified into the
following grades:
*. Main roads
The main roads for this new town will serve the purpose to
connect with the neighboring road systems.
Road 1 with a width ranging from 12 meters to 15 meters will
extend from north to the south and pass the center of the new town
It will join the 20m wide Scenery Road in the north that leads to
Hsintien and Taipei City. This road by the name of "Hua Cheng Road
will have a total length of 4.5 km.
*. The secondary roads:
These roads are the collective roads of this community, which
will be connected to the entrance road and the main roads.
No 2 Road will have a width of 10 meters and will be located
on the eastern side of the residential sector as the collective
road.
No 3 Road will have a width of 10 meters, and located on the
western side of the residential sector serving the purpose of
collective road, and the name of the road is Ta Zone Road. "
*. Entrance / exit roads:


The width of these roads will be 8 meters for connection with
the residential sectors and the main road or the secondary road.
*. Walks:
Besides road nets for movement of automobiles, and in cons-
ideration of the fact that the majority of land in this new town
is located in slops, developers planned to construct walks under
a sound planning so as to constitute an integral road system for
this new town.
(Hwa Chen Road) construction
Bridge Construction the most difficult part of Main Road


(H). Management and maintenance of this community :
This plan does not only include such works as construction
and civil construction but also the encouragement for the
residents to participate in the management and maintenance of
the community so as to see better living quality and effective
maintenance in the days to come.
The management organization will rely upon active partic-
ipation by the residents proprietors of retail stores in the
retailmarket, chiefs of the neighborhood units, and the development
companies who will vote for the election of members of committtee
for management of the community that will include the various
working sub-committees. This will facilitate the operations of the
committee so as to see effective execution of the management and
maintenance. Also, the committee will set up a service center
charged with the mission of security, maintenance, repair, and
services.
Sources of funds for the committee are as follows:
(1) . Community Association's expenses: the Community will collect
the same from the occupants of the housing units, retailers,
and other service-oriented businesses inside this community.
(2) . Service charge: Same as that of the above.
(3) . Contribution from the development companies: This will suppl-
ement the above.
on


*. Conference of the residents:
Members of the conference will include property owners of
this community and they will elect representative to form the
association for management of the public affairs as the supreme
authority of this community.
*
*
Community Association of Great Taipei New Town:
The Association will be
\
formed by representation to be
elected by developers of this
community, landlords, lessees,
and owners of the retailers at
a meeting. The Association will
be responsible for the prepara-
tion of working plans related to
management and maintenance of
the community, as well as R & D
programs for the future and imp-
lementation and supervision of
practical programs.
Budget Committee:
The committee will be res-
ponsible for the calaulations of
budgetary funds for this community.
The duty of the team also includes
Children's summer camp activity
of committees program
ti A


safe-keeping, receipt, and disbursement of emergent repair funds,
scrutiny of spendings of the head office of the Great Taipei New
Town, and planning for collection and disbursement of funds of
this community.
*. Design and Development Review Committee:
The committee will be responsible for application for per-
mits for constructions of housing units and the public install-
ations; screening of application for constructions in the comm-
unity and preparation of plan for beautification of the surrou-
ndings .
*. Community activities committee:
The committee will be responsible for the planning of cul-
tural activities, recreational activities, and the general acti-
vities of this community.
*. The reconciliatory committee:
The committee will be responsible for reconciliations rela-
ting to the disputes between the residents and community manage-
ment authorities, and the conflicts between the management units
of this community. In addition the committee will supervise
over the operatons of this community, handling of default cases,
and other matters related to arbitration.
*. Research & Development Committee:
The committee will be responsible for reviewing the present


reviewing
operations, planning for future development plans,
the rules on management of the community, plus necessary for-
mulations and revisions.
Residence Meeting
A realization of community Management and Maintenance


6. Analysis of future Prospects :
a. the Second High-way (from Shihchih to Chutung): --------------34
b. MRT system for Taipei Metropolitan Area: ---------------------34
c. River-side express road: -------------------------------------36


(6). Analysis of Future Prospects:
The mass transit system of Taipei Metropolitan area under
planning and in progress will benefit this community significantly
as analyzied in the following:
(a) . The Second High-way ( from Shihchih to Chutung ).
The said Branch extends from Shih-chih Township at the north
of Taipei City, and passes Nankang, Shengkang Mucha, Hsintein ,
Chungho, Panchiao, and joins the first Freeway at Chutung Township
that is located to the south of the Taipei Metropolitan Area. The
branch includes one transit eash at Mucha and Chungho. When the
said branch is completed in 1991, residents in this community will
only have to spend 20 minutes by car to reach the Freeway that
leads to the northern area or southward to the CKS International
Airport without having to pass the center of the Taipei Metropol-
itan Area, which will be more convenient.
(b) . MRT system for Taipei Metropolitan Area.
The phase 1 construction of such system in progress covers
the line between Taipei Railway Station and Tamsui Township in the
south. Hsintien will have a MRT system terminal by 1991, and then
Hsintien will have such public installations as large parking lots,
shopping centers, and a bus transit station. Then residents of
this community need only spend 10 minutes by car before reaching
one of the MRT system to travel to center of the Metropolis or


any other place. This will be very convenient for work or school
INJ
1
w
q_£ s KM
The traffic system linking The Great Taipei New Town with surrounding area
'D 1=


(c). River-side express road.
This system is the overhead road along the Hsintien River bank
directly connecting Taipei and Hsintien that will significantly
contribute to the connection between the Metropolitan area and
the suburban cities. To date, the section inside Taipei city has
been completed, but the whole line from Taipei City to Hsintien
will not be operational until 1991.
From the above presention, it becomes apparent that from 1991
onwards residents in this community can make use of transportation
of the MRT system instead of private cars to go to southern or
northern Taiwan, or for travel to the CKS International Airport, or
Taipei city for any purposes.


7
Conclusion and Evaluation


(7). Evaluation and Conclusion:
Based on analysis of the Great Taipei New Town and views of
purchasers.
(a) . Developers that make investment decisions in real estate depend
on some basic factors: (I). supply and demand of market (II).
location. (Ill), development cost. (IV). cash flow. Following
government's economic reconstruction programs and Mass Transit
System which is under planning and in progress, the development
company then make investment to build the new town because of
the tendency and market potential in the future. The reasons of
development company choose this location are based on (I). lower
price of the land. (II). the time spent from the center of Taipei
city are only 40 minutes by car now. (III). a good view and
picturesque landscape to attract investor. When interviewing
with the investors, the purpose of investing here is either for
the appreciation in the future or vacation. The residends enjoy
the living environment of Great Taipei New Town with fresh air,
serene surroundings and better views that the residents of the
Taipei city can not get.
(b) . Following the Taiwan culture background that emphasize friend-
ships with the neighborhoods as well as a society with humanity
for which they can concern about each other, the development
plan then base on the concept of neighborhood units to attract


investors. When interviewing with residents of Great Taipei New
Town, most of them enjoy the living space with court yard which
can share the kindness of neighborhood. The development of this
community not only provide large variety of types for various
levels of society, but also train inhabitants to particpate in
the maintenance and management of this community in democratic
manner, which produce a high degree of cognizance of the commu-
nity .
To avoid investment risk and consider the cash flow the deve-
lopment company have to map out systematic plans for investment
so as to see effective use of financial source. In order to
see the response of investors and demand of the market, Great
Taipei New Town works out phase-by-phase regional development
plans which cover five phases for completion with each phase
covering 4 years. Each phase includes construction of 800-1200
units. But, because the specialists in the fields of architec-
ture and civil engineering lack the experience to develop the
new town, development company have to spend a lot of time to
train them so that result in the time delay of construction
progress and low-quality of engineering. That's why the devel-
opment company can't make a profit until now. When interviewing
with the inhabitants about the development schedule they
complain the delay of public facilities and installation which
include drainage system, power lines and phone lines. When work-


ing ground preparation or road construction, they also bring
uncomfortable noises and air pollution.
(d) . Market demand is the most important factor on investment devel-
opment. Now, Taipei city face terrible traffic problems and is so
crowded that result in low-quality of living environment lacking
parks and greenbelts. When site planning, the development company
not only use the PUD. concept to reduce construction cost, but
also provide adequate space for layout as well as space for out-
door activities to attract investors. When interviewing with the
inhabitants about natural views, they enjoy big area of green
plants and natural ecology for which Great Taipei New Town
reserve, that the residents of Taipei city is impossible to get
the same as comfortable living environment. However, the prevai-
ling law does not have provisions, which is complicate enough to
become impediment for encouragement of planing for housing
projects and the administration of government also can not coop-
erate with the development plan. That is the big problem that
development company face.
(e) . It is a long time to complete this community development. But, in
consideration of a rationalized control for gradual development
of this new town and for the purpose of effective use land in this
area, the extent of land uses will become as valuable as reference
material for the developing enterprises as well as the residents.
The total areas for Great Taipei New Town are 368.34 Hectares.


Residential areas: (163.9 Ha.). Community centers: (6.1 Ha.).
Land for government: (0.29 Ha.). Retail market: (1.4 Ha.).
Land for school construction: (2.7 Ha.). Roads: (31.94 Ha.).
Land for power transformation station: (0.28 Ha.).
Parks and Greenbelts: (1.65 Ha.). Children playground: (1.65 Ha.)
Sewage water treatment plant: (0.24 Ha.).
Preservation sectors: (148.34 Ha.). Parking lots: (1.29 Ha.).
The area of this new town for public installation is calculated
in line with the criterion under The implementing procedures
on the periodical overview over urban plan. "
(f) . In order to keep with future development of this new town and
reduce construction cost, development company need to consider
different functions and capacity of the various sectors of this
new town. In addition to plan the main roads and secondary roads,
this new town emphasize on the CUL-DE-SAC for entrance/exit roads
in site planning. CUL-DE-SAC roads provide not only the use of
public space, but also the functions of transportation, society
and outdoor activities. When interviewing with inhabitants about
the concept of CUL-DE-SAC roads they like this road system
planning. Because CUL-DE-SAC roads not only become social yard of
of housing units which it can keep safe and quiet atmosphere, but
also provide message exchange and outdoor activities space for
living communication with neighborhood units.
(g) . Taiwan lack of the knowledge, technology, specialists and exper-


iences of community management. But, development company got a
lot of valuable experiences from development progress including
how to solve the problems and practical experiences of management.
When developing the same big community as this new town, the
experiences of management and maintenance will become as valuable
as reference materials. From the views of management and mainten-
ance, in addition to set up perfect management systems, we should
emphasize on the motive power of community formed. Sharing the
common benefit, demand and consciousness are also the important
motive power of community participation. Therefore, this new town
encourage the residents to participate in the management and
maintenance of the community so as to see better living quality
and effective maintenance in the days to come. When interviewing
with the inhabitants about community activities, they like the
programs as the establishment of sport activities and community's
central facilities to enrich their life and juvenize themselves.


TAIWAN GEOGRAPHIC LOCATION TAIPEI CITY (CROWDED) GREAT TAIPEI NEW TOWN
SITE PLANNING
PRESENT STATUS
COUNT YARD HOUSE


TAIPEI CITY (POLLUTION)
FRESH AIR, NATURE VIEWS
PHASE-BY-PHASE DEVELOPMENT BRIDGE CONSTRUCTION
TRAFFIC SYSTEM
NEIGHBORHOOD CENTER COMMUNITY ACTIVITY